Planning Committee

Directorate: Customer and Service Delivery Corporate Manager: Christine Stevenson Date: 27 September 2006

Report Title

APPLICATION FOR DETERMINATION:

Application no: N/2006/970

Proposal: Conversion of existing print works into 40 residential apartments and demolition of 109-111 Stimpson Avenue and replacement with new apartments with car parking and refuse/recycling storage.

Address: Grosvenor Print Works and single dwelling at 93-111 Stimpson Avenue

1. Recommendations:

That the application be APPROVED IN PRINCIPLE subject to:

1. The prior finalisation of a legal agreement to secure: • The provision of 35% affordable housing on site in line with the adopted Council Policy; • £15,000 towards off-site open space provision; • £10,000 towards a new residents permit parking scheme; and • £40,000 towards sustainable transport measures.

2. The appended conditions and for the following reason:

The proposed conversion and the siting, size and design of the new apartments will not adversely affect the character or amenity of the locality nor adversely affect the privacy of the neighbouring properties, in accordance with Policies E20, H6, H11, H15, H17 and H19 of the Northampton Local Plan. 2. **Proposal:**

The site comprises an existing factory, 3-storey office building and a single residential property. It is proposed to convert the factory building, demolish the smaller office and residential buildings and erect a 3 and 4 storey extension to the factory. The site would provide some 40 apartments and 28 on-site parking spaces. Access to the car parking will be via Adnitt Road.

3. **Background & History:**

The site is currently in use as a print works with offices, design studios and a productions hall to the rear. The factory building was built in 1914 and has had several uses since this time including a shoe factory and model making.

111 Stimpson Avenue is currently being used as a dwellinghouse.

The application site is located at the corner of Adnitt Road and Stimpson Avenue. The site area is approximately 0.165 hectare. The site adjoined by residential properties on the south and west boundaries. Opposite side across Stimpson Avenue is the Stimpson Avenue Primary School.

4. **Planning Policy:**

**Development Plan:**

Section 36(6) of Planning and Compulsory Purchase Act 2004 requires a planning application to be determined in accordance with the Development Plan and unless material consideration indicate otherwise. The current Development Plan comprises the Regional Spatial Strategies (RSS), the Northamptonshire County Structure Plan and the Northampton Local Plan.

Relevant **Structure Plan** Policy: GS3, GS5, GS6 H6, H7

Relevant **Local Plan** Policy: E20, H6, H11, H15, H17, H19

**National Policies:**

Planning Policy Guidance (PPG): PPG3 - Housing

Planning Policy Statement (PPS): PPS1 – Delivering Sustainable Development

**Other Policy Considerations:**

Supplementary Planning Guidance (SPG): Parking, Planning Out Crime 5. **Consultees:**

| External: | County Highways and Northamptonshire Police were consulted on the application. Responses: | |-----------|------------------------------------------------------------------------------------------| | **County Highways:** | • The parking layout should be changed to 60 degree echelon spaces due to the distance between rows.\
• The vehicle entrance should be widened to 5.5m which is to incorporate 0.5 kerbed strips with 6.0m kerbed radii shown in the footway.\
• Secure parking is to be provided for at least 50% of residents.\
• A letter is requested indicating that the applicant will pay for the necessary administration, legal and works fees for the amendment to TROs as noted in the planning statement in order to provide on-street parking.\
• A contribution is required towards sustainable transport measures and a proposed new residents parking scheme. | | Internal: | Environmental Health, Planning Policy, Regeneration, Environmental Housing Services and the Access Officer were consulted on the application. Responses: | | **Planning Policy:** | The site lies within a primarily residential area and therefore the principle of development is acceptable. The proposal is for 100% affordable housing and therefore accords with the Council's policy on affordable housing. A contribution to off site open space provision should be sought in line with the standards set out in the Open Space and Recreation Assessment. | | Design issues: | • The Stimpson Avenue frontage picks up on the design of the converted factory.\
• Car parking – on street parking seems to be exaggerated. Can the removal of parking restrictions be conditioned as part of the application? There is limited parking and the proposal should not provide less than 1 space per dwelling.\
• The treatment of the Adnitt Road frontage is bland. The design statement does not provide any justification in terms of its context. The frontage is limited in terms of activity having no entrances and narrow window openings. Existing dwellings on Adnitt Road are two storey terraced. The height of new development on Adnitt Road should respect this.\
• The provision of a landmark at the corner of Adnitt Road and Stimpson Avenue is supported. However, the proposed treatment, with balconies, does not provide an appropriate emphasis for this corner. | | **Environmental Health:** | No objection. As the site has historically been in commercial use it is recommended that any proposal is subject to a condition requiring an appropriate site investigation, risk assessment and any necessary remedial works. | 6. **Representations:**

The application was advertised by site and press notice and 41 letters of notification were posted. Ward Councillors were also consulted. Responses:

Letters of objection were received from numbers 92, 94, 96, 100, 102, 104, 106 Bostock Avenue and 67 and 75 Adnitt Road. These can be summarised by the following points:

- The reduction in the height of the boundary wall will reduce security and privacy to properties on Bostock Avenue.
- The refuse/recycling storage area is too close to properties on Bostock Avenue. This could cause problems such as smell and attract rodents. The bins could also create a security risk by acting as a means of access into gardens.
- The number of flats will have a considerable effect on local parking provision. 28 spaces are not enough for 40 flats.
- The proposed terrace and additional windows to the upper floors will result in overlooking and therefore a loss of privacy to properties on both Adnitt Road and Bostock Avenue.
- Contrary to the statement in the planning application, noise from the factory is currently not a problem. The conversion to flats would increase the level of noise.
- The metal cladding on the lift shaft is out of keeping and would become stained through weathering. It could potentially reflect sunlight into the houses on Bostock Avenue.
- The demolition of historical buildings should be avoided and the rebuilding of the stone porch does not represent conservation or sympathy for the existing buildings.
- The increase in height of the replacement buildings would have a negative impact on the natural light to the rear of properties on Bostock Avenue and would resulting properties being further overlooked.
- The extension is not sympathetic to the existing building.
- The flats will overlook the school.

7. **Appraisal:**

**Principle of Development**

The site is located within a Primarily Residential Area as identified in the Local Plan. With reference to guidance contained in PPG3, which promotes the reuse of buildings and bearing in mind the site’s location within a primarily residential area, it is considered that the principle of residential development is acceptable.

The proposed development consists of 22 one bed, 16 two bed and 2 three bed apartments, four of which are classed as mobility units. The development density is approximately 242 dwellings per hectare. As this is a housing association scheme, all units are affordable and therefore comply with the Council’s Planning Policy Statement on Affordable Housing.

The surrounding residential streets are terraced with properties predominantly two storeys in height. Although the proposed extension is five storeys in height at its highest point, the building steps down to four at the corner with Adnitt Road and then to three storeys on the Adnitt Road frontage itself. Taking this into account, it is considered to be in scale given the height of the existing factory building. The Stimpson Avenue frontage has been designed with the factory façade in mind and mirrors subtle design details. Whilst there are concerns from some residents regarding the loss of the existing buildings, it is not considered that their removal would be detrimentally harmful to the street scene. Notwithstanding these comments, there remain some concerns regarding the design of the new build element and it is anticipated that revised plans will address the points summarised below:

- Minor changes to the corner of Stimpson Avenue and Adnitt Road to prevent this area appearing ‘bland’ at ground floor level.
- Alterations to balustrades fronting Stimpson Avenue to reduce views from the street onto the balconies.
- Addition of trellis to the top of rear boundary wall to increase privacy to properties on Bostock Avenue.

Subject to revised plans addressing the above, it is felt that the scheme is acceptable.

Transport requirements The scheme proposes 28 dedicated parking spaces to the rear. Whilst it is acknowledged that residents have concerns relating to the pressure on on-street facilities, the applicant has agreed to enter into a legal agreement to make contribution to more sustainable transport measures and a residents permit parking scheme in the surrounding area.

Residential amenity Residents have specific concerns relating to overlooking, both from the apartments themselves, through additional windows and the proposed roof terrace. It is considered that given the existing level of activity from open plan offices on the upper floors, the level of overlooking would be reduced, as there would be fewer people using these floors. The access to the rear parking area, including the refuse/recycling storage can be controlled by restricting the access via electronic gates. The applicant has agreed add height to the rear boundary wall by adding a trellis.

8. **Legal Implications:**

None.

9. **Proposed Conditions:**

(1) The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

**Reason:** To comply with Section 91 of the Town and Country Planning Act 1990.

(2) Details and/or samples of all proposed external facing materials shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

**Reason:** In the interests of visual amenity and to ensure that the development will harmonise with its surroundings.

(3) No development shall take place until a desk top study in respect of possible contaminants within the site is completed and a site investigation has been designed. The scope and methodology of the desk top study and the site investigation report shall be submitted to and approved in writing by the Local Planning Authority. The site investigation and appropriate risk assessments shall be carried out and the results shall be used to produce a method statement for the necessary remedial works (and a phasing programme), which shall be submitted to and approved in writing by the Local Planning Authority. All remedial works shall be fully implemented in accordance with the approved method statement and phasing programme. Confirmation of the full implementation of the scheme and validation report(s) shall be submitted to the Local Planning Authority within 2 weeks of completion (or within 2 weeks of completion of each respective phase).

**Reason:** To ensure the effective investigation and remediation of contaminated land sites and in the interests of health and safety and the quality of the environment.

(4) Notwithstanding the details submitted, further details of the secure cycle storage including the number provided shall be submitted to and approved in writing by the Local Planning Authority, provided prior to the development being first brought into use and retained thereafter.

**Reason:** To ensure the provision of adequate facilities.

(5) Unless otherwise agreed in writing by the Local Planning Authority, prior to the first occupation of any of the flats hereby permitted, the vehicular access from Adnitt Road shall be fitted with automatic electronic gates, the details of which shall first be submitted to and approved in writing by the Local Planning Authority. The details shall include the method of hanging the gates and the associated closing mechanisms. The approved scheme shall be retained thereafter.

**Reason:** In the interests of highway safety, the free flow of traffic, visual amenity and residential amenity.

(6) Prior to the commencement of construction works on site, details of the existing and proposed ground levels and finished floor levels of the development in relation to Stimpson Avenue and Adnitt Road shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be implemented in accordance with the approved details.

**Reason:** In the interests of residential and visual amenity

(7) The refuse storage area shown on the approved plans shall be constructed prior to the occupation or bringing into use of the flats hereby permitted and thereafter maintained.

**Reason:** In the interests of amenity and to secure a satisfactory standard of development. (8) Full details of the proposed surface treatment of the parking area shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction work on site. Development shall be carried out in accordance with the approved details.

**Reason:** To secure a satisfactory standard of development.

(9) Full details of the method of the treatment of the external boundaries of the site shall be submitted to and approved in writing by the Local Planning Authority, implemented prior to the occupation of the buildings hereby permitted and retained thereafter.

**Reasons:** To ensure that the boundaries of the site are properly treated so as to

(10) The accommodation shall be used solely in accordance with the approved drawings, unless otherwise agreed in writing by the Local Planning Authority.

**Reason:** To ensure that a satisfactory standard and layout of accommodation is provided in the interests of the amenity of occupants and nearby residents.

(11) Notwithstanding the details as submitted, full details of the proposed windows and doors including the type of material to be used shall be first submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

**Reason:** In the interests of visual amenity.

(12) A minimum of 10% of the total number of dwellings shall be constructed to the Local Planning Authority’s mobility standards in accordance with further details to be submitted to and approved in writing by the Local Planning Authority and implemented concurrently with the development and thereafter retained as such.

**Reason:** To ensure the provision of dwellings for use by people with disabilities in accordance with Local Plan Policy.

10. **Background Papers:**

N/2006/0970

**Summary and Links to Corporate Plan**

In reaching the attached recommendations regard has been given to securing the objectives, visions and priorities outlined in the Corporate Plan together with those of associated Frameworks and Strategies.

| Position: | Name/Signature: | Date: | |-----------|----------------|-------| | Author: | Rhys Bradshaw | 07/09/06 | | Team Leader, Development Control/Service Manager/Corporate Manager: | Jennifer Chance | 13/9/06 |